Thanks for the thaughts, but actually It wasnt a low ball offer.  

Sounds awesome, @Garret Ball.

Make the sacrifices you can now so you can get the ball rolling come Spring/Summer to start you on that right path.

But at least throwing the offer out as suggested will put the ball back in her court and I can get it out of my headspace....lol....thanks again!

Using this quick sanity numbers I can see if the seller is within a ball park price. 

Seasonal RE activity has begun, vegetation is Green, Bluebonnets are blooming, temperatures are moderate. 

To John's point, yes the curve ball with FHA is the self-sufficiency test. 

I've listened to the majority of the BP podcasts, read tons of articles, analyzed probably 20 deals just from MLS using the calculators and this week I threw out my first low ball offer.

With neighbors..... is a whole other ball game.

Are you hands on and want to do your own analysis or do you want your agent to help.Do you plan to submit 100 low ball offers around town every week.